中美预售房比较:保持一臂距离还是用春药

中美预售房比较:保持一臂距离还是用春药

陈航

好久不写地产了,前天马光远兄点将,要我介绍一下美国的预售房和中国的比较,以正视听。马老师是大陆稳健而重民生的经济学家,我很敬佩。实难推却,只有从命。

我最近忙着留美生教育的事情,身兼美国寄宿家庭服务中心美国厚仁教育的董事,的确很多的事。我个人的兴趣也在教育,最近越发认为,帮助中国学生来到美国成长和受到全面的教育,相比于隔岸呐喊地产和民生,应该对国人的帮助更大。厚仁教育刚刚和中国一个顶级的留学服务机构签约,为学生提供基于美国的学生成长辅导计划,未成年学生的寄宿家庭管理计划,帮助学生在美国成才。这里事情非常多,也很有意义,市场也是爆发性增长,这是我的兴趣所在。最近,和地产界,新能源界的朋友疏远了,见谅。今年我也不喊民生了,我作为公共知识分子的目标只限于推荐许倬云先生的几本书《大国霸业的兴废》,《现代文明的成坏》,《台湾四百年》几本书,由北京磨铁出版。精英教授,贩夫走卒,希望大家都读。买不起书的人,我来送。

最近对于地产也比较纠结,我美国Foreopen富饶地产合伙人和在匹兹堡的中国学生们要我讲一下中国人在美国如何买房,做房东,这个讲座定在9月13日匹兹堡最大的圣保罗教堂里讲,pizza管饱,讲后还要组织实地考察房产讲解; 北京的岳培业岳老推荐我做大中华商业联盟的美国召集人,购物中心是我以前很关注的领域,很有发展前景。中国目前大量建设大规模购物中心,现在世界前20个购物中心,中国大概有10个了。不过空的购物中心,实在是让人寒心。关于购物中心的设计,品牌招商,结构,运行,美国有非常完整的经验,和一帮高手。美国搞购物中心的是一群犹太人,都超聪明。这个领域不像住宅地产,技术含量很高,搞不好一定赔钱的,要小心。我也希望中国的同行能来美国看一下。我倒是可以找几个做购物中心的美国朋友来谈谈。国内朋友来了,我能不亲自陪吗?可是我没有时间呀,最近真是超纠结。地产方面,希望今年就此休笔了。

关于地产,我还是有一些发言权的,至少对美国的地产,我有理论和实践的经验,也有专业的资格。我的佛罗里达地产经纪商的执照刚刚更新再续期2年,宾州的地产执照也拿了6年了。比较中美地产的确很有意思,以前我比较了中美的物业税,租房,购房,地产经纪。闲话少说,今天就来谈谈预售房制度。

谈预售房,就要先谈一下一臂交易。这是个很重要的概念,是美国房产业界的一个基本原则:“一臂距离交易”(Arm-Length Transaction)。意思是,公平的房产交易,买卖双方要分开一定的距离和时间,双方都有足够的时间了解其他房产和买家卖家,房子也在市场上足够时间,让市场上的买家和卖家知道。比如,在一个正常的市场上,比如中型城市匹兹堡,一座独栋房子,300平米,4个卧室,2位车库,院子2亩地,10年房龄,连房带地,出价35万。在市场上75天,成交价格33万,其中后45天中,买家交了订金,进行房产的检查,产权瑕疵的检查,做贷款,买保险,最后一天交易。这就是一个典型的“一臂距离交易”。在这段时间内,买者可以有足够时间看其他房产,卖者也可以接触几个买家的竞价。这样的房产交易,占了美国的大中小城市房产交易的绝大多数。“一臂距离交易”的情况下,最能反映房产的真实市场价值。而另外一个极端是,市场是完全的卖方市场,消费者买不到房子。房产一上市,马上有买者竞价。在这样的情况下,美国业界的做法是,给出一周的时间,让所有买者都有提交竞价机会,交上竞价,然后卖主来整体比较,决定卖给谁。很多大的地产公司规定,房产上市必须足够一周,而且24小时间隔内如果有两个竞价,就再延长一天。这样是为了保护卖方的利益,让足够的买方知道,以让买方得到最高的利益。

一臂交易的情况下,如果房产平均在稳定市场上75天。那么美国有的地区失业率高,比如底特律,房子在市场上平均要200天,而在地产火爆时期的加州湾区,平均时间也要30天。注意,美国即使市场火爆,拿现金付全款的人也是凤毛麟角,房产交易的银行贷款处理时间一般30天和房契瑕疵检查时间一般15天左右。

保证一臂距离交易,政府和业界的功能,确保市场的公平,包括买卖双方的利益,主要是买方消费者的利益。破坏一臂交易的从业者,如被投诉,可能会被吊销地产执照,因为他大概一定损害买方或者卖方的利益了。

作为购房的消费者,在供应充足的平衡市场上,如果有建好的房子和没有开建的房子。从一臂距离的原则,消费者选择购买没有建好房子的原因只有一个,就是可以拿到好的房价折扣。因为消费者要买的是可以放床的家,不是未平整的土地加上图纸。如果同样价钱,消费者一定会买建好的房子,而不会选择虚空的图纸。

美国的确也有一定的房产预售,英文叫做Pre-Construction Sale ,但是和中国的预售制度有本质不同。一般是这样的过程。开发商在拿到建设许可,未开建的时候,预售房产。买卖双方同意房产价格,买方房产预售购买协议,买方交押金,最多20-25%。

在一臂交易下,买方进入预售的主要动力是:买主有机会拿到比较低的成交价格,也可以尽早参与房子建设时的设计选项,和房子装修的材料等。由于买不到房子,而必须买预售房的情况不多,在地产泡沫时期的迈阿密,和加州湾区倒是的确发生过,但不是美国的常态。

美国的房子大多是独栋建造,所以买方早日参与建造和设计的意见,可以得到所谓的 梦中家园,“Dream House” 。开发商一般提供精装修,买主可以逐项挑选。我的一个朋友,选择买预售房,结果每个抽屉把手都和开发商讨论选择,花了她半年的时间,和无数的精力。最后他们夫妇的确住进了自己的Dream House。不巧,因为工作转换的原因,他们住在这个Dream House不到2年,必须搬到外州。他们的结论是,以后再也不买预售房了,耗尽心血。不过这些美国买预售房的主要理由,因为独栋屋可以选择设计和精装修,在中国好像都不太存在。中国都是高楼里固定户型,可以设计的余地小,房子也多不包装修。

关于房产前付款的数量,大概和首付差不多,大概20-25%。 房产的预售,一般是交1-2次的预付订金,一般第一次10%, 第二次10-15%。所以开发商最多可以拿到房款的20-25%。这可以看做是房产的首付,在房产完成以前交给开发商了。开发商承诺的是,房子的建设进度,建设质量,通过大概5-6次的政府建设达标评估。美国的独栋屋房产建设,一般在90-120天左右。购房人的承诺是,如果房子按期按质量完工,一定要以合约的价格购买房产,不可反悔。

这里面的房产业界的财政工具是,开发商可能用这个房价的合约,当做一个信用证(不可反悔信用证),到银行抵押,拿到短期商业贷款。

购房人的首付20-25%给了开发商,还要申请银行的贷款75-80%。美国的银行不傻,没有真正的房子,不会给房贷放款。所以,美国即使是预售房,真正的最后财务交易,也是在房产完成以后,房子贷款数额才能给到开发商。即便是在次贷盛行的时候,银行也没有给未完成的房子放款过。

好了,讲了一臂交易距离,和美国的房产预售制度。比较一下中国的房产预售,房子完成了三分之二,或者刚刚封顶,购房人就付全款给开发商,房产产权转移,房贷负担和财务风险全到了消费者身上。 这样的交易,美国的政府和业界不会允许,因为让消费者为没有完成的房子承担贷款的财务风险,付了全款,消费者也承担了日后开发商扯皮的风险; 美国银行不会承担会为没有完成的房子贷款的风险。而房产预售在中国占了大部分的市场。如果房市转降,开发商此时破产,房子没有居住价值,购房者无法还贷,产权抵押收归银行,银行抛售,引起房价进一步下降。我经过美国的次贷,银行以10%价格抛售房产的情况,势必引起向下的加速度,如同雪崩,不可收拾。最后引起美国前十大房贷的银行全部关门,我的确看到过,到现在还是心有余悸。

咋比喻呢?美国一臂交易的情况下,有一定的政策和贷款障碍,预售房产全款交易无法完成。但是国内要促进经济,要让开发商要赚钱,迅速增加地方GDP。于是就减少交易难度,允许房产全款预售,通过政府政策,银行放款,开发商宣传,使交易可以完成,这个代价是,风险从开发商身上,全部转移到消费者和银行身上。政府允许预售制度,就是在制度上允许在房产没有完成前,做产权贷款交易。为啥就不能规定等房子完成,再做交易呢?这实际上通过政策,默许,宣传,贷款,把一臂距离给拉近了,成了零距离的接触。好比丈母娘看房事不频,就下春药,有了房事,丈母娘才有事做。房产预售制度,就是推动房市的春药。

我所能理解的对购房人的宣传的中国房市,无非是经常性高潮,一潮又一潮,火辣无比,不干就晚了,晚了就完了。开发商的市场攻势强大,促使买主不得不使用很多现金; 专业机构职能弱化,比如银行,买主没有持证的专业买方经纪,也没有房产律师保护自己利益,房产交易时作为个人的买主面对作为机构的开发商,政府对房产预售默许和推波助澜,银行放贷使交易成为可能。

鼓励预售房制度,从美国业界看来,有损公平的一臂距离交易。银行支持预售房制度,提前发贷,是用银行资产承担了本来不该承担的资金风险。美国即使次贷盛行的时候,银行也不敢贷款给没有盖完的房子。这个我作为美国业者很不理解,因为银行对风险控制,一般是很在意的,为啥中国银行在这个预售制度方面不在意呢?一旦房市转降,倒霉的是贷款人,更是银行。银行作为地产市场的真正基础,默许预售房,一定有难言之隐。我猜测,招行比建行放预售款可能就难一些,如果到了花旗银行,就是不可能的了。哪位朋友了解,欢迎确认一下。

窃以为,房产业首先要考虑民生,保护购房者。房子的投资,是很多人一生最大的投资。政府和业界的责任是保证市场公平,保护消费者。谈取消预售房制度会扼杀地产行业的,大多是些房产行业既得利益者,不是买房者。如果一个市场靠忽悠和增加购房者的风险才能支持,不如先降温一下。一臂距离是房产市场的基本原则,通过法规和其他手段背离此原则的行为,总是会有市场调整到正常的。我真心希望中国的市场是真正的强健,在这个过程中,尽量多引入公平的机制,减少人为的政策。基本的一臂交易原则如果不见体现,可能是中国房产市场太强健,也可能是政府业界消费者都在房市喝春药,春药弄得也搞不清楚是谁在房事谁在被房事,谁先高潮谁先被高潮,谁知道吃了药,谁还在到处找药,副作用又有几人知道?保持一臂距离,不能总靠药物让人家零距离接触。喝春药可以快高潮,也可能引血崩。

行文中怕犯错误,特地问了几个国内业内朋友,了解预售制度。我很是吃惊。这个取消预售房的讨论,实在是很离谱吗?居然有专家说取消预售会推高房价,断了贷款,减少了需求,如何还反能推高房价?这真是春药喝糊涂了。都是地产行业,中美的谱子大概不只是key不同,那姐在中国好声音里说,“随你,都是你的key”,但是你行谱的方向也要大概相同呀。持续强是健,持续勃是病,不知稳健的房市是要停补药还是要吃春药。我在美国,很是疑惑。马光远兄,和笑马兄的朋友,你们疑惑吗?不笑,不足以为道。马兄,再过十年,你且看他。

 

(作者陈航,版权所有。欢迎原文转载,注明出处:陈航的博客)

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    {Hello|Hi|Hello there|Hi there|Howdy|Good day|Hey there}! {I just|I simply} {would like to|want to|wish to} {give you a|offer you a} {huge|big} thumbs up {for the|for your} {great|excellent} {info|information} {you have|you’ve got|you have got} {here|right here} on this post. {I will be|I’ll be|I am} {coming back to|returning to} {your blog|your site|your website|your web site} for more soon.|
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    {I’m|I am} not sure where {you are|you’re} getting your {info|information}, but {good|great} topic. I needs to spend some time learning {more|much more} or understanding more. Thanks for {great|wonderful|fantastic|magnificent|excellent} {information|info} I was looking for this {information|info} for my mission.|
    {Hi|Hello}, i think that i saw you visited my {blog|weblog|website|web site|site} {so|thus} i came to “return the favor”.{I am|I’m} {trying to|attempting to} find things to {improve|enhance} my {website|site|web site}!I suppose its ok to use {some of|a few of} your ideas!!\

  474. {
    {I have|I’ve} been {surfing|browsing} online more than {three|3|2|4} hours today, yet I never found any interesting article like yours. {It’s|It
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    {It is|It’s} {appropriate|perfect|the best} time to make some plans for the future and {it is|it’s} time to be happy.
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    I {want to|wish to|desire to} {read|learn} {more|even more} {things|issues} {approximately|about} it!
    |
    {I have|I’ve} been {surfing|browsing} {online|on-line} {more than|greater than} {three|3} hours {these days|nowadays|today|lately|as of late}, {yet|but} I {never|by no means} {found|discovered} any {interesting|fascinating|attention-grabbing} article like yours. {It’s|It is}
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    {In my opinion|Personally|In my view}, if all {webmasters|site owners|website owners|web owners}
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    {much more|a lot more} {useful|helpful} than ever before.
    |
    Ahaa, its {nice|pleasant|good|fastidious} {discussion|conversation|dialogue} {regarding|concerning|about|on the topic of}
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    |
    I am sure this {article|post|piece of writing|paragraph} has
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    |
    Wow, this {article|post|piece of writing|paragraph} is
    {nice|pleasant|good|fastidious}, my {sister|younger
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    |
    {Saved as a favorite|bookmarked!!}, {I really like|I like|I love} {your blog|your site|your web
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    Way cool! Some {very|extremely} valid points! I appreciate you {writing this|penning this} {article|post|write-up}
    {and the|and also the|plus the} rest of the {site is|website is} {also very|extremely|very|also really|really} good.
    |
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    I stumbledupon it ;) {I will|I am going to|I’m going to|I may} {come back|return|revisit} {once again|yet again} {since I|since i have} {bookmarked|book marked|book-marked|saved as a favorite} it. Money and freedom {is the best|is the greatest} way to change, may you be rich and continue to {help|guide} {other people|others}.|
    Woah! I’m really {loving|enjoying|digging} the template/theme of this {site|website|blog}.
    It’s simple, yet effective. A lot of times it’s {very hard|very difficult|challenging|tough|difficult|hard}
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    and {visual appearance|visual appeal|appearance}.
    I must say {that you’ve|you have|you’ve} done a {awesome|amazing|very good|superb|fantastic|excellent|great} job with this.
    {In addition|Additionally|Also}, the blog loads {very|extremely|super} {fast|quick} for me on {Safari|Internet explorer|Chrome|Opera|Firefox}.
    {Superb|Exceptional|Outstanding|Excellent} Blog!
    |
    These are {really|actually|in fact|truly|genuinely} {great|enormous|impressive|wonderful|fantastic}
    ideas in {regarding|concerning|about|on the topic of} blogging.
    You have touched some {nice|pleasant|good|fastidious} {points|factors|things} here.
    Any way keep up wrinting.|
    {I love|I really like|I enjoy|I like|Everyone loves}
    what you guys {are|are usually|tend to be} up too.

    {This sort of|This type of|Such|This kind of} clever work
    and {exposure|coverage|reporting}! Keep up the {superb|terrific|very good|great|good|awesome|fantastic|excellent|amazing|wonderful} works guys I’ve {incorporated||added|included} you guys to {|my|our||my personal|my own} blogroll.|
    {Howdy|Hi there|Hey there|Hi|Hello|Hey}! Someone in my {Myspace|Facebook} group shared this {site|website} with us so I came to {give it a look|look it over|take a look|check it out}. I’m definitely
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    {I love|I really like|I enjoy|I like|Everyone loves} what you guys {are|are usually|tend to be} up too. {This sort of|This type of|Such|This kind of} clever work and {exposure|coverage|reporting}! Keep up the {superb|terrific|very good|great|good|awesome|fantastic|excellent|amazing|wonderful} works guys I’ve {incorporated|added|included} you guys to
    {|my|our|my personal|my own} blogroll.|
    {Howdy|Hi there|Hey there|Hi|Hello|Hey} would
    you mind {stating|sharing} which blog platform you’re {working with|using}? I’m {looking|planning|going}
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    but I’m having a {tough|difficult|hard} time {making a decision|selecting|choosing|deciding} between BlogEngine/Wordpress/B2evolution and Drupal. The reason I ask is because your {design and style|design|layout} seems different then most blogs and I’m looking for something {completely unique|unique}.
    P.S {My apologies|Apologies|Sorry} for {getting|being} off-topic but I had to ask!
    |
    {Howdy|Hi there|Hi|Hey there|Hello|Hey} would you mind
    letting me know which {webhost|hosting company|web host} you’re {utilizing|working with|using}? I’ve
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    Can you {suggest|recommend} a good {internet hosting|web hosting|hosting}
    provider at a {honest|reasonable|fair} price? {Thanks
    a lot|Kudos|Cheers|Thank you|Many thanks|Thanks}, I
    appreciate it!|
    {I love|I really like|I like|Everyone loves} it {when people|when individuals|when folks|whenever people}
    {come together|get together} and share {opinions|thoughts|views|ideas}.
    Great {blog|website|site}, {keep it up|continue the good work|stick with it}!
    |
    Thank you for the {auspicious|good} writeup. It in fact was a amusement
    account it. Look advanced to {far|more} added
    agreeable from you! {By the way|However}, how {can|could}
    we communicate?|
    {Howdy|Hi there|Hey there|Hello|Hey} just wanted to give you a quick heads up.

    The {text|words} in your {content|post|article} seem to be running off the screen in {Ie|Internet explorer|Chrome|Firefox|Safari|Opera}.

    I’m not sure if this is a {format|formatting} issue or something to do with {web browser|internet browser|browser} compatibility but I {thought|figured} I’d post to
    let you know. The {style and design|design and style|layout|design} look great though!
    Hope you get the {problem|issue} {solved|resolved|fixed} soon.
    {Kudos|Cheers|Many thanks|Thanks}|
    This is a topic {that is|that’s|which is} {close to|near to} my heart… {Cheers|Many thanks|Best wishes|Take care|Thank you}! {Where|Exactly where} are your contact details though?|
    It’s very {easy|simple|trouble-free|straightforward|effortless}
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    Does your {site|website|blog} have a contact page? I’m having {a tough time|problems|trouble} locating it but, I’d like to {send|shoot} you an {e-mail|email}.

    I’ve got some {creative ideas|recommendations|suggestions|ideas} for your blog you might be interested in hearing. Either way, great {site|website|blog} and I look forward to seeing it {develop|improve|expand|grow} over time.|
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    ahead and give you a shout out from {New Caney|Kingwood|Huffman|Porter|Houston|Dallas|Austin|Lubbock|Humble|Atascocita} {Tx|Texas}!
    Just wanted to {tell you|mention|say} keep up the {fantastic|excellent|great|good} {job|work}!
    |
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    I’m {bored to tears|bored to death|bored} at work so I decided to {check out|browse} your {site|website|blog} on my iphone during lunch break. I {enjoy|really like|love} the {knowledge|info|information} you {present|provide} here and can’t wait to take a look when I get home.
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    |
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    {Howdy|Hi there|Hi|Hello}, i read your blog {occasionally|from time to time} and i own a similar one and i was just {wondering|curious} if you get a lot of spam {comments|responses|feedback|remarks}? If so how do you {prevent|reduce|stop|protect against} it, any plugin or anything you can {advise|suggest|recommend}? I get so much lately it’s driving me {mad|insane|crazy} so any {assistance|help|support} is very much appreciated.|
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    {I really|I truly|I seriously|I absolutely} love {your blog|your site|your website}.. {Very nice|Excellent|Pleasant|Great} colors & theme. Did you {create|develop|make|build} {this website|this site|this web site|this amazing site} yourself? Please reply back as I’m {looking to|trying to|planning to|wanting to|hoping to|attempting to} create {my own|my very own|my own personal} {blog|website|site} and {would like to|want to|would love to} {know|learn|find out} where you got this from or {what the|exactly what the|just what the} theme {is called|is named}. {Thanks|Many thanks|Thank you|Cheers|Appreciate it|Kudos}!|
    {Hi there|Hello there|Howdy}! This {post|article|blog post} {couldn’t|could not} be written {any better|much better}! {Reading through|Looking at|Going through|Looking through} this {post|article} reminds me of my previous roommate! He {always|constantly|continually} kept {talking about|preaching about} this. {I will|I’ll|I am going to|I most certainly will} {forward|send} {this article|this information|this post} to him. {Pretty sure|Fairly certain} {he will|he’ll|he’s going to} {have a good|have a very good|have a great} read. {Thank you for|Thanks for|Many thanks for|I appreciate you for} sharing!|
    {Wow|Whoa|Incredible|Amazing}! This blog looks {exactly|just} like my old one! It’s on a {completely|entirely|totally} different {topic|subject} but it has pretty much the same {layout|page layout} and design. {Excellent|Wonderful|Great|Outstanding|Superb} choice of colors!|
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    {Hi|Hello|Hi there|What’s up}, I {log on to|check|read} your {new stuff|blogs|blog} {regularly|like every week|daily|on a regular basis}. Your {story-telling|writing|humoristic} style is {awesome|witty}, keep {doing what you’re doing|up the good work|it up}!|
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